Off-Grid Living in Highgate, Vermont

I've been digging into what it actually takes to live off-grid in Highgate, Vermont, and the short version is: Highgate is a zoned town, so you can't just buy a back lot and do whatever you want, but the rules aren't especially hostile to off-grid living either. Here's what I found.

Zoning. Highgate has had Development Regulations on the books since 1971, most recently amended in 2015 with newer tweaks since, administered by the town's Zoning Administrator and Development Review Board. The town is split into districts, and there's a Protected Area (PA) District covering steep slopes, wetlands, and fragile soils where uses are limited. Bottom line: you'll need a zoning/building permit before building or changing land use anywhere in town, per the Zoning Administrator's own checklist.

Dwellings, tiny homes, RVs. I found that Highgate's permit packet includes a Vermont Mobile Home Bill of Sale form, so manufactured homes are clearly part of the local process. But I could not confirm specific rules for tiny houses or RVs used as full-time dwellings in the bylaw text itself, so I'm calling that "varies" until the Zoning Administrator confirms it directly.

Building permits. The town requires its own Zoning Permit and Certificate of Occupancy application for construction. On top of that, Vermont's statewide Residential Building Energy Standards (RBES) apply to any new home, so that's a state layer you can't skip regardless of what the town requires.

Septic and greywater. This is state jurisdiction, not town jurisdiction. Since July 1, 2007, Vermont's Department of Environmental Conservation has had universal authority over wastewater and water supply permitting statewide, including composting toilets and non-conventional systems. I didn't find any Highgate-specific exemption, so assume the state Wastewater System and Potable Water Supply Permit applies to any new home here.

Rainwater. I found no Highgate ordinance restricting rain catchment for non-potable use, and state guidance treats that as fine. Nothing local adds extra restriction that I could find.

Wells. Same story as septic, this runs through the state's WW Permit Program via the DEC regional office covering Franklin County. No town-specific well ordinance turned up in my research.

Utilities. I found no Highgate ordinance forcing hookup to municipal water, sewer, or power. There's a Highgate Village Wastewater Project underway, but from what I could confirm it's an infrastructure expansion, not a mandatory-connection rule, so living off-grid outside the village service area looks permitted, subject to the state water/wastewater permit for whatever system you use.

As always, confirm specifics with the town and state offices below before you buy land or start building. Local zoning administrators and DEC regional staff are the ones who can give you a real answer for your specific parcel.